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Year 5 disposal
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55/ 100
Caution
Real 9.47% return before costs but flagged risks need pricing in.
Why it works
- 9.47% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 98yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£118/mo — mildly negative — equity build may cover
- -2.9% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£118/mo
You top up £118/mo
Price
£108K
No local sold comps to compare
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash to get in
£48K
Deposit + fees + refurb
Return before costs on price 9.47%5-yr return on cash -8%Rent est. £852 (£819–£886)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £819–£886/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £27,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £81,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£118
after mortgage, operating costs & tax
Rent in£852/mo gross
£819/mo collected · £33/mo lost to voids
Where it goes
£439Mortgage£499Costs
Outgoings exceed rent — you top up £118/mo
Mortgage£439
Costs£499
Management£85
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£118
Returns
Return before costs on price9.47%
Cash return on cash-2.97%
Gross margin£320
Cash needed£47,784
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £10,224 | £5,986 | £5,265 | £0 | £0 | -£1,027 | -£1,027 |
| Year 2 | £10,531 | £6,166 | £5,265 | £0 | £0 | -£900 | -£1,927 |
| Year 3 | £10,847 | £6,351 | £5,265 | £0 | £0 | -£769 | -£2,696 |
| Year 4 | £11,172 | £6,541 | £5,265 | £0 | £0 | -£634 | -£3,330 |
| Year 5 | £11,507 | £6,737 | £5,265 | £0 | £0 | -£495 | -£3,825 |
Disposal gain (gross)-£9,904
CGT£0
Net Disposal proceeds£116,260
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold98 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
98 yr
Extracted from listing description · verify with solicitor
Tenure & planning98 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortLN5 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 48.6 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history29d on marketno cuts yet
Strategy matrix
Rent it out wins — -£118/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 9.47% | -£118 | £47,784 | -8.0% | Low | Feasible |
| Housing-benefit rent | 7.10% | -£333 | £47,784 | -34.5% | Med | Feasible |
| Council lease | 0.00% | -£805 | £47,784 | -103.9% | Low | Feasible |
| Refurb & refinance | 9.47% | -£118 | £57,490 | -6.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £130,470 | -1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£425/mo cash flow vs Rent it out if converted to Rent by the room
26.67% Return before costs on price converted vs 9.47% as-is
As-is Rent it out
Monthly profit+£54
Return before costs on price9.47%
Cash needed£38,898
If converted to Rent by the room
Monthly profit+£479
Return before costs on price26.67%
Cash needed£54,898
Δ vs Rent it out Monthly profit+£425
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£34,415–£64,800full refurb + room split
⚠️ Capped at 60% of £108,000 asking (£64,800). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,965–£13,931
- 1 × bathroom£4,595–£8,424
- Rewire£2,612–£4,571
- Replumb£1,959–£3,918
- Windows£6,530–£11,754
- Paint + decor£4,571–£8,489
- Flooring£7,183–£13,713
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,224
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,420
Exit costs
Projected sale price (5y · 2%/yr growth)£119,241
Capital gain (pre-CGT)£11,241
Sale costs (~2.5%)£2,981
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT-£3,825
Rates as of Oct 2024
Acquisition costs
£47,784cash neededPurchase price£108,000
Deposit (25%)£27,000
Stamp duty+5% additional-property surcharge£5,400
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,620
Total cash neededdeposit + costs (loan covers the rest)£47,784
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Beech Court provides an ideal opportunity for first-time buyers, professionals, downsizers or investors. The property combines comfortable apartment living with a convenient location close to the amenities and attractions Lincoln has to offer.
It is a well-presented two-bedroom apartment situated in a well connected part of Lincoln, offering well-proportioned and open plan accommodation together with the valuable benefit of an allocated parking space.
Lincoln is a historic…
Floor plans
Listing metaonthemarket · Pygott & Crone - Lincoln
About this listing
29 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£118
Cash needed
£48K
Return after costs
-2.97%
IRR
-2.88%
Listed 29d ago
Beech Court, Beech Street, Lincoln, Lincolnshire, LN5, Lincoln, LN5
flat · 2 bed · 1 bath
£108,000
est £852 · 9.47% gross
Leasehold 98yrEPC C
1 / 5
55/100
Caution
Real 9.47% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.47% Return before costs — above-market
Lease 98 yrs — extend before exit
Price
£108K
Return before costs
9.47%
est rent £852/monot enough comparablesRange £819–£886/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £819–£886/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £27,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £81,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£118
after mortgage, operating costs & tax
Rent in£852/mo gross
£819/mo collected · £33/mo lost to voids
Where it goes
£439Mortgage£499Costs
Outgoings exceed rent — you top up £118/mo
Mortgage£439
Costs£499
Management£85
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£118
Returns
Return before costs on price9.47%
Cash return on cash-2.97%
Gross margin£320
Cash needed£47,784
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £10,224 | £5,986 | £5,265 | £0 | £0 | -£1,027 | -£1,027 |
| Year 2 | £10,531 | £6,166 | £5,265 | £0 | £0 | -£900 | -£1,927 |
| Year 3 | £10,847 | £6,351 | £5,265 | £0 | £0 | -£769 | -£2,696 |
| Year 4 | £11,172 | £6,541 | £5,265 | £0 | £0 | -£634 | -£3,330 |
| Year 5 | £11,507 | £6,737 | £5,265 | £0 | £0 | -£495 | -£3,825 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining98 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,053
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,825
Acquisition costs
25% deposit£27,000
Stamp duty£5,400
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,620
Cash needed£47,784
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyOnTheMarket
Beech Court provides an ideal opportunity for first-time buyers, professionals, downsizers or investors. The property combines comfortable apartment living with a convenient location close to the amenities and attractions Lincoln has to offer.
It is a well-presented two-bedroom apartment situated in a well connected part of Lincoln, offering well-proportioned and open plan accommodation together with the valuable benefit of an allocated parking space.
Lincoln is a historic…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice